Board of Adjustment 4/24/25

Board of Adjustment Approves Setback Variance for 205 Virginia Road

The Board of Adjustment convened on April 24, 2025, to consider a single variance request (VA 2025-01) impacting the property located at 205 Virginia Road in Montreat. The meeting, conducted under a quasi-judicial process emphasizing evidence-based decision making, centered on whether to grant the property owners, Richard and Debbie Hitch, permission to modify existing setback requirements. This recap provides a clear overview of the meeting's proceedings and outcomes for Montreat residents.

The primary focus of the discussion was a request to reduce setback distances on the Hitch property. Specifically, the applicants sought permission to decrease the front (southern) setback from 30 feet to 23.4 feet and reduce the side (northern) setback from 10 feet to 9 feet. Architect Wade Burns, representing the Hitch family, presented detailed plans and addressed concerns raised by staff regarding potential stormwater management impacts. Board members engaged in a thorough review of the application, carefully considering whether an “unnecessary hardship” existed due to unique conditions specific to the property – a key legal standard for granting variances. Throughout the discussion, emphasis was placed on adhering to established procedures and ensuring decisions were grounded in evidence rather than personal opinions.

Following extensive deliberation, the Board unanimously voted to approve both variance requests. This decision allows the Hitch property owners to proceed with their building plans, which involve a limited encroachment into the designated setback areas. Board Member Bill Shai initiated the motion to approve, which was seconded by David Neal, demonstrating a consensus among board members regarding the appropriateness of the variance. While no direct public comments were received during the meeting, the discussion centered on technical aspects and legal requirements relevant to the variance request.

Several action items emerged from the meeting, outlining next steps for both staff and the applicant. Kayla Christina of staff will continue to provide support throughout the process, ensuring compliance with all applicable regulations. Wade Burns was encouraged by the Board to explore opportunities for further minimizing setback encroachments and potentially submit revised plans. The Board also announced their next meeting, scheduled for May 22nd, where they will consider a new application. Notable statements from officials highlighted the importance of considering unique property characteristics and adhering to established procedures, reinforcing a commitment to fair and consistent application of zoning regulations.

Ultimately, the Board’s decision allows the Hitch family to expand their existing home while addressing concerns about stormwater management and aligning with town zoning regulations. This outcome demonstrates the Board of Adjustment's role in balancing property owner needs with community standards, ensuring that decisions are made thoughtfully and based on established legal guidelines.